If you only have one choice and will commit to deploying the funds in a cashflow positive manner you can target a lower ROI using cash but if you use HELOC funds you need to generate a minimum ROI just to cover the HELOC payment before you start seeing any real ROI. 

If we move forward I cant negotiate the cost of flood determination ($6), credit report ($50), tax service ($75) wire transfer ($25) or commitment fee ($899).

It's a lot of money and commitment.

If you don't want to commit, I wouldn't expect your principal broker to make too big a commit.I've had about 4 people with the same part-time plan and none worked out.

Commit to following up creativity will follow.  

Yeah its kind of weird because I haven't started but I've absorbed so much that it feels like I'm already committed in a sense.

Met him at one of his other rental properties and was friendly and chatted about his different properties. asked him what his plans are for the properties and if he ever thought of selling. he Said "No" not at the moment. a year went by....and then After my finding my father deceased from committing suicide from hanging on 12/27/2019 and taking a month off work from my job at the prison to arrange his affairs and spending time with family I knew I needed to stay committed to my plan and goals of acquiring multifamily assets that produce cash flow and equity so I will never HAVE to work in a prison again asking for time off & just for a pay check trading time for dollars ( I still needed the paycheck though).

Tap into those reserves of time, energy, discipline and commitment instead. 

To help you can adopt a 5 second rule where you commit to introducing yourself to someone within 5 seconds of being at the event.Add value - In your networking find out what other people need and see if your unique set of skills can help them.

Add in the fact that many agent's purchase, at the seller's or buyer's expense, a pro forma commitment from the underwriter and is therefore absolved from any liability for a defect in title giving the agent a risk free 100% margin for no work.